What Every Landlord (and Tenant) in King, Pierce & Thurston County Needs to Know
Law: HB 1217 / RCW 59.18.700 (Exemptions: RCW 59.18.710)
Official Source: WA Commerce HB 1217 Landlord Resource Center
⚡ TL;DR — The Most Important Facts (Plain English)
Four things to know before reading anything else:
Washington State limits how much landlords can raise rent each year
The 2027 limit is 10% — applies to any increase taking effect January 1–December 31, 2027
Rent cannot be raised during the first 12 months of any tenancy — period
A minimum written notice period is required before any rent increase takes effect — at least 90 days statewide, and longer in Seattle (180 days), Tacoma (180 days for increases ≥5%), and several other cities
Some properties are exempt from the cap — check RCW 59.18.710 to see if a property qualifies
That's the core of it. Everything below unpacks the details.
Section 1: What Is HB 1217 and Why Was It Passed?
The short version
Washington State's House Bill 1217 — now codified as RCW 59.18.700 — limits how much landlords can raise rent each year. The cap is calculated using a formula tied to local inflation data, and it resets annually every July.
The longer answer
Housing costs in the greater Seattle-Tacoma metro surged dramatically in the early 2020s. Rents climbed 20–30% in some Puget Sound markets between 2021 and 2023, driven by post-pandemic demand shifts, historically low vacancy, and a housing supply that simply couldn't keep pace with demand.
For tenants — particularly working-class families, seniors on fixed incomes, and anyone without significant leverage in negotiations — these increases were financially destabilizing. Stories of longtime residents being priced out of their homes became common across King, Pierce, and Thurston Counties.
HB 1217 is Washington's legislative response. The law doesn't freeze rents at a specific number or require landlords to justify individual increases. It does something more targeted: it sets a mathematical ceiling on how much any landlord can raise rent in a given calendar year, calibrated to actual inflation in the Seattle-Tacoma-Bellevue metro area.
The formula is designed to let rents move with the economy — landlords can still recoup inflationary cost increases — while preventing the kind of dramatic, outsized increases that destabilize communities. The law applies across the state to all covered residential rental housing (with specific exemptions detailed in Section 5).
This is not rent control in the traditional sense
Unlike older-style rent control laws that tie rents permanently to a base level, HB 1217 allows rents to move upward with inflation every single year. It simply says: rents can't move faster than the formula allows.
One critical distinction: the law only constrains rent increases for existing tenants. When a tenant vacates — whether voluntarily or at lease end — the landlord can reset rent to whatever the market will support. There's no cap between tenancies. This is called "vacancy decontrol," and it separates Washington's approach from older-style rent control in cities like New York and San Francisco, where rents remain regulated even between occupants. Under vacancy decontrol, landlords retain full pricing flexibility at turnover; the stabilization applies only to the ongoing relationship with a sitting tenant.
Section 2: The 2026 Numbers
The cap for 2026 is 9.683%.
For any rent increase that takes effect between January 1, 2026 and December 31, 2026, the maximum allowable increase is 9.683%.
What does 9.683% look like in real dollars?
For a tenant currently paying $2,500/month, the maximum allowable increase is $242.08/month — bringing the maximum new rent to $2,742.08/month.
That's the legal ceiling. The cap is a maximum, not a mandate or a recommendation.
Before applying any increase — even a fully legal one — it's worth considering the full cost of turnover. Losing a reliable tenant over a rent increase can mean weeks of vacancy, cleaning and repair costs, and leasing fees that easily total $3,000–$6,000 or more. A modest increase that keeps a great tenant in place often delivers more long-term value than maxing out the allowable raise.
(For a complete table showing maximum increases at common rent levels, see Section 7 below.)
Section 3: The 2027 Numbers
The cap for 2027 is 10%.
For any rent increase that takes effect between January 1, 2027 and December 31, 2027, the maximum allowable increase is 10.00% — exactly.
Why is it 10% when the CPI math produces 11.53%?
The underlying inflation formula for 2027 — using the same calculation that produced 9.683% in 2026 — actually generates a result of 11.53%. But HB 1217 includes a statutory ceiling of 10%. Whenever the formula exceeds that ceiling, the cap locks at 10%.
This was intentional. The legislature anticipated that CPI spikes (like the ones seen in 2022–2023) could produce unusually high formula results, and included the 10% maximum as a safeguard. It works in both directions: the cap protects tenants from extreme formula results while still giving landlords meaningful annual adjustment room.
What does 10% look like in real dollars?
For a tenant currently paying $2,500/month, the maximum allowable increase in 2027 is $250/month — bringing the maximum new rent to $2,750/month.
(Full scenarios table in Section 7.)
Section 4: The Rules
Understanding the cap amount is step one. But even within that cap, there are strict procedural requirements that must be met for an increase to be valid.
Rule 1: No Rent Increases in the First 12 Months of Any Tenancy
Rent cannot be raised during the first 12 months of any tenancy — regardless of what the cap allows.
If a new lease is signed today, rent cannot be raised for at least 12 months from the start of that lease. This applies even after the lease expires and converts to month-to-month — the clock runs from the beginning of the tenancy, not from lease milestones.
For landlords who recently purchased a property with existing tenants: the 12-month rule is measured from when those tenants began the current tenancy — not from when the property was acquired.
Rule 2: Written Notice — Before the Increase Takes Effect
Written notice must be delivered before any rent increase takes effect. The minimum notice period depends on jurisdiction — and several Washington cities require significantly more than the state minimum.
State Minimum: 90 Days (RCW 59.18.140)
Washington State law requires at least 90 days written notice before any rent increase takes effect. This is the baseline that applies statewide.
City-Specific Longer Notice Periods
Several cities have enacted local rules requiring notice periods that exceed the state minimum. Landlords must comply with whichever period is longer — state or local:
Jurisdiction | Required Notice Period | Notes
|
|---|---|---|
State minimum | 90 days | Applies everywhere — RCW 59.18.140 |
Seattle | 180 days | Applies to any rent increase, any amount |
Tacoma | 180 days (for increases ≥5%) | Increases ≥5% also trigger Tacoma's EDRA relocation assistance requirement |
Spokane | 120 days (≤3%); 180 days (>3%) | Tiered by increase size |
Bellingham | 120 days | Increases ≥8% may also trigger additional displacement requirements |
Issaquah, Kenmore, Kirkland, Port Townsend, Redmond, SeaTac, Woodinville | 120 days | For any increase greater than 3% |
Unincorporated King County | 120 days | For any increase greater than 3% |
Auburn | 120 days | For any increase greater than 5% |
Check your city. This list reflects rules as of publication but is not exhaustive — local ordinances change. Always verify the current requirement for the specific jurisdiction before issuing notice.
How to Calculate the Notice Deadline
If the increase takes effect on... | State min. (90 days) deadline | Seattle/Tacoma ≥5% (180 days) deadline
|
|---|---|---|
January 1, 2027 | October 3, 2026 | July 5, 2026 |
April 1, 2027 | January 1, 2027 | October 3, 2026 |
July 1, 2027 | April 2, 2027 | January 2, 2027 |
October 1, 2027 | July 3, 2027 | April 4, 2027 |
If the notice window is missed, the increase cannot legally take effect on the planned date — it's delayed until the required number of days after proper notice is actually delivered. Plan ahead.
How Notice Must Be Served (RCW 59.12.040)
It's not enough to write the notice — it must be served correctly. Under RCW 59.12.040, service must follow this hierarchy:
Personal delivery — deliver a copy directly to each adult tenant in person. This is the primary and most defensible method.
Substitute service — if the tenant is not present: leave a copy with a person of suitable age and discretion at the premises, and send a copy by Certified Mail to the tenant at the premises address.
Post and mail — if no one is available: affix a copy conspicuously to the premises and send a copy by Certified Mail.
Mailing rule: When any portion of service is completed by mail, add 5 calendar days to the notice period before the notice is considered legally served. A 90-day notice mailed on October 3 doesn't start the 90-day clock until October 8.
Certified Mail required: As of July 27, 2025 (HB 1003), mailed rent increase notices must be sent by Certified Mail. Standard first-class mail is no longer sufficient when mailing is part of the service method.
Multiple adult tenants: Each adult tenant on the lease should be served individually. Delivering to one tenant does not automatically satisfy service for other adults in the household.
Practical tip: Personal delivery followed by a Certified Mail copy is the gold standard. It satisfies both the personal delivery requirement and provides a documented paper trail.
Rule 3: Use the Official Notice Template
The Washington Department of Commerce has published an official notice template specifically for rent increases under HB 1217. This template has been drafted to meet all statutory requirements and is the safest document to use.
📄 Download the official WA Commerce rent increase notice template:
https://deptofcommerce.box.com/s/uw73qwb1debynji69z1bo3oyb5ztakci
Section 5: Are You Exempt?
Not every rental property in Washington is covered by HB 1217. The law's exemptions are defined in RCW 59.18.710. Here are the major categories in plain English:
Properties that are likely exempt:
Newly constructed housing — units that received their first certificate of occupancy within the last 12 years are exempt during that window. The clock runs from the certificate of occupancy date, not the purchase or lease-up date.
Owner-occupied small properties — three scenarios are exempt under RCW 59.18.710(e)–(g):
A unit where the tenant shares a bathroom or kitchen with the owner who maintains a principal residence at the property
A single-family owner-occupied residence, including one where the owner rents no more than two units or bedrooms (including an attached or detached ADU)
A duplex, triplex, or fourplex where the owner occupies one of the units as a principal residence — the exemption extends to 3- and 4-unit properties, not just single-family homes and duplexes
Note: these exemptions do not apply to properties owned by a REIT, corporation, or LLC with at least one corporate member.
Federally or state-subsidized housing — units regulated by Section 8, LIHTC, or similar programs are generally exempt because rent is already regulated separately.
Certain institutional housing — including some student housing and transitional housing programs.
A note on "substantially rehabilitated" units: Earlier drafts of the legislation included an exemption for substantially rehabilitated properties. This exemption does not appear in the current enacted text of RCW 59.18.710. Do not rely on cosmetic or minor renovations (new carpet, paint, appliance replacements) as grounds for any exemption — they would not qualify under any reasonable reading of the law. Consult a property attorney before assuming any renovation-based exemption applies.
Properties that are generally NOT exempt:
Standard single-family rental homes (non-owner-occupied)
Condos rented out by the owner
Small apartment buildings (unless meeting the new construction criteria or an applicable owner-occupant scenario)
ADUs on non-owner-occupied properties
The critical warning: The exemption analysis is fact-specific. Do not assume an exemption applies without verifying. Applying an above-cap increase to a covered property exposes the landlord to significant tenant remedies — including mandatory damages and attorney fees.
👉 Read the full exemption list: RCW 59.18.710
👉 WA Commerce HB 1217 Landlord Resource Center
🔍 Want the Full Math and Legal Details? Keep Reading.
The sections below are for landlords, property managers, and tenants who want to understand exactly how the cap numbers are calculated — including the CPI data source, the worked math, and how to verify the numbers yourself.
Section 6: How the Cap Number Is Calculated
The Statutory Formula
Under HB 1217, the maximum rent increase cap is calculated as:
Cap = 7% + (June CPI-U % change, year-over-year) — capped at a maximum of 10%
The Data Source
Index name: Seattle-Tacoma-Bellevue CPI-U (Consumer Price Index for All Urban Consumers, All Items)
BLS Series ID: CUURS49DSA0
Published by: U.S. Bureau of Labor Statistics (BLS)
Where to find it: data.bls.gov/timeseries/CUURS49DSA0
The 2026 Calculation — Step by Step
June 2025 Seattle CPI-U: 354.824
June 2026 Seattle CPI-U: 364.344
Step 1: 364.344 − 354.824 = 9.520
Step 2: 9.520 ÷ 354.824 = 2.683%
Step 3: 7% + 2.683% = 9.683%
Step 4: 9.683% < 10% ✓
Result: 2026 Rent Cap = 9.683%
The 2027 Calculation — Step by Step
June 2026 Seattle CPI-U: 364.344
June 2027 Seattle CPI-U: 380.849
Step 1: 380.849 − 364.344 = 16.505
Step 2: 16.505 ÷ 364.344 = 4.530%
Step 3: 7% + 4.530% = 11.530%
Step 4: 11.530% > 10% — cap applies
Result: 2027 Rent Cap = 10.000% (statutory maximum)
How to Look Up the Numbers Yourself
Select a date range that includes the June values for two consecutive years
Find the June value for the current year and the prior year
Apply the formula: ((Current June CPI − Prior June CPI) ÷ Prior June CPI) + 0.07
If the result is below 0.10, that's your cap. If it's above 0.10, the cap is 10%
Cross-check against the official WA Commerce announcement, released each July
Section 7: Practical Scenarios — What the Cap Means at Different Rent Levels
2026 Maximum Rent Increases (Cap: 9.683%)
Current Monthly Rent | Max Allowable Increase | New Maximum Monthly Rent
|
|---|---|---|
$1,500/month | $145.25 | $1,645.25 |
$2,000/month | $193.66 | $2,193.66 |
$2,500/month | $242.08 | $2,742.08 |
$3,000/month | $290.49 | $3,290.49 |
$3,500/month | $338.91 | $3,838.91 |
$4,000/month | $387.32 | $4,387.32 |
2027 Maximum Rent Increases (Cap: 10.00%)
Current Monthly Rent | Max Allowable Increase | New Maximum Monthly Rent
|
|---|---|---|
$1,500/month | $150.00 | $1,650.00 |
$2,000/month | $200.00 | $2,200.00 |
$2,500/month | $250.00 | $2,750.00 |
$3,000/month | $300.00 | $3,300.00 |
$3,500/month | $350.00 | $3,850.00 |
$4,000/month | $400.00 | $4,400.00 |
Note: These are statutory maximums, not recommendations. The right rent increase for any property depends on current market rents, the tenant relationship, vacancy risk, and long-term investment goals.
Frequently Asked Questions
Q: Does HB 1217 apply to all rental housing in Washington State?
A: No. The law covers most residential rentals, but there are significant exemptions — including newly constructed housing (within 12 years of first certificate of occupancy), owner-occupied properties up to fourplex size, and subsidized housing. See Section 5 and RCW 59.18.710 for the complete list.
Q: Does the cap apply to month-to-month leases?
A: Yes. HB 1217 applies to all covered residential rental agreements, including month-to-month tenancies. The required notice period and the 12-month rule apply regardless of lease type.
Q: Can a landlord issue two separate increases in the same year that together exceed the cap?
A: No. The cap applies to the total cumulative increase during the calendar year. Two smaller increases that, combined, exceed the annual cap are not permitted.
Q: Lease renewal is coming up — can rent be raised to any amount since a new lease is being negotiated?
A: No. Lease renewal is not an exception to HB 1217. The cap applies to all rent increases for covered properties, regardless of whether the increase happens mid-lease or at renewal.
Q: What happens if a landlord raises rent above the cap?
A: The consequences are substantial. Under HB 1217, a court must award the following if a violation is found:
Repayment of all excess rent paid
Mandatory damages equal to three months of the unlawful rent — automatic upon a finding of violation
Reasonable attorney fees and court costs
Attorney General enforcement — civil penalties up to $7,500 per violation
Additionally, a tenant may terminate the lease with just 20 days written notice when a landlord violates the cap — without any fees or penalties. This is not an area to get wrong. Consult a property attorney before issuing any notice when in doubt.
Q: A property was recently purchased with existing tenants. Does the 12-month rule apply?
A: The 12-month rule is measured from the start of the tenant's current tenancy — not from when the property was acquired. If the tenant has been there for two years, rent may be raised (subject to the cap and required notice period), because the 12-month window already passed.
Q: Can a landlord raise rent more than the cap if the tenant agrees to it in writing?
A: No. The statutory cap is not waivable by mutual agreement. A lease clause or side agreement consenting to an above-cap increase would very likely be unenforceable under Washington law.
Q: Where can I get the official rent increase notice template?
A: The Washington Department of Commerce provides an official template at:
https://deptofcommerce.box.com/s/uw73qwb1debynji69z1bo3oyb5ztakci
Q: Is there a minimum rent increase required under HB 1217?
A: No. The law sets a maximum only. A landlord is free to raise rent by any amount up to the cap, or not raise rent at all.
Not Sure How This Affects Your Property?
Every rental property is different. The right rent strategy depends on current rents versus market, the tenant relationship, vacancy risk, and long-term goals.
Be Kind Property Management helps property owners across King, Pierce, and Thurston Counties navigate exactly these questions — from understanding what HB 1217 means for a specific property, to calculating the maximum allowable increase, to figuring out the right strategy for each tenant relationship.
📞 Contact us for a free consultation:
Whether you're a longtime landlord with one property or a portfolio investor managing multiple homes, we're happy to talk through how HB 1217 affects your situation and what the right next step is.
👉 BeKindPM.com | Serving King, Pierce & Thurston Counties
Firm License: 25030359
Designated Broker: Sheilia McLaughlin